.png)
Innovation Works, Booth Street, Wednesbury, WS10 8JB
Freehold office/development opportunity in Wednesbury
Innovation Works, Booth Street, Wednesbury, WS10 8JB
For Sale
£750,000+
Key Features
Freehold office/development opportunity in Wednesbury
Guide price £750,000+
Status: For Sale
Tenure: Freehold
Preferred strategy: BRRR / Buy-to-Let
HB risk level: Medium
Description
Freehold Office/Development Opportunity
Location
Innovation Works, Booth Street, Wednesbury, WS10 8JB Full listing coordinates are used for mapping: 52.577682, -2.035110.
Investment Analysis
Investment Snapshot
Guide Price | £750,000+ |
Likely Purchase Range | £750,000–£810,000 |
Approx. Size | 1,074 m² |
Tenure | Freehold |
Refurbishment Budget | £17,000–£31,000 |
Purchase + Works | £767,000–£841,000 |
HB Estimated Market Rent | £1,800–£2,500 pcm |
HB Estimated Annual Rent | £21,600–£30,000 pa |
Gross Yield at Guide | 2.9%–4.0% |
Gross Yield on Total Cost | 2.6%–3.9% |
Estimated GDV / Value | £675,000–£710,000 |
LHA Benchmark | Not established in this pass; use the relevant BRMA where strategy warrants it |
75% GDV Refinance | £506,250–£532,500 |
Suggested Strategy | BRRR / Buy-to-Let |
Risk Level | Medium |
Analysis Confidence | Medium |
Works Required
Services testing and compliance
Targeted kitchen/bathroom repairs where required
Decoration, flooring and joinery
Roof/damp/windows/external repairs identified by survey
HB working works allowance: £17,000–£31,000. This is based on the auction description, accommodation and visible condition indicators; replace it with surveyor/contractor evidence before bidding.
Rental & Market Context
HB working market rent is £1,800–£2,500 pcm (£21,600–£30,000 p.a.), based on the bedroom count, property type and postcode market band. This is an HB estimate rather than an auctioneer figure.
Sold within 5m radius
Reliable recent like-for-like sold comparables were not established from the supplied scrape for this individual property. No comparable addresses or prices have been invented. Before bidding, verify the HB end-value range against HM Land Registry / current local sold evidence, matching property type, size, tenure, condition and micro-location.
GDV Assessment
HB indicative end value is £675,000–£710,000. For residential/income assets this is derived from the working market-rent range and a local gross-yield band of approximately 4.5%–6.0%, then checked against the current guide. Confidence is medium because a property-level sold-comparable set has not yet been verified.
Strategy Recommendation
Preferred strategy: BRRR / Buy-to-Let. The working purchase range is £750,000–£810,000 and the works allowance is £17,000–£31,000. The key question is whether the legal pack, condition and local market evidence support the income/end-value assumptions without exhausting contingency.
Potential BRRR Position
Using a mid-point purchase of £780,000 and mid-point works of £24,000, purchase + works is about £804,000 before SDLT, auction fees and finance. A 75% refinance on the HB £675,000–£710,000 end-value range is approximately £506,250–£532,500. At the mid-point, around £284,625 of purchase-and-works capital remains in the deal before acquisition/finance costs. HB BRRR rating: Weak.
Flip Analysis
Illustrative scenario: purchase £780,000, works £24,000, plus approximately £76,250 for acquisition, finance/holding and selling costs. Total working cost is about £880,250 against a mid-point end value of £692,500, giving an indicative pre-tax margin of £-187,750 (-27.1% of GDV). On these assumptions the flip is marginal/weak and is sensitive to bid competition, refurbishment overspend and resale evidence.
Commercial / Mixed-Use Analysis
Review passing rent/ERV, lease length, tenant covenant, repairs, VAT, business rates, service charges, vacant possession and lender criteria. Appraise residential and commercial elements separately where mixed use.
Investor Risks & Due Diligence
Read the complete Bond Wolfe legal pack and special conditions, including buyer/admin fees
Verify title, tenure, lease length, tenancy agreements and vacant-possession status
Replace HB works assumptions with surveyor/contractor pricing
Confirm mortgage/bridging and insurance availability for the exact asset type
Re-check local rents and property-level sold comparables immediately before bidding
Maximum Bid Analysis
Guide £750,000+. HB considers the deal strongest around £750,000–£750,000. Above approximately £750,000, the conservative end-value/refinance margin begins to weaken materially. This is an investment sensitivity indicator, not a valuation or instruction to bid.
Recommendation
Overall HB view: BRRR / Buy-to-Let. Risk level: Medium; analysis confidence: Medium. The principal sensitivities are end value, rent and refurbishment cost. Proceed only if legal and physical due diligence supports the assumptions and leaves adequate contingency.
Strategy Rating
Buy-to-Let/Income: ★★★★☆ | BRRR: ★★★☆☆ | Flip: ★★★☆☆
Research Sources
https://www.bondwolfe.com/auctions/properties/361049-property-auction-wednesbury/ | https://www.bondwolfe.com/auction/3451/ | https://www.bondwolfe.com/addendum/
Auction Details :
Bond Wolfe
Auction Date :
10/09/26
Lot Number :
185
Property Location:
Innovation Works, Booth Street, Wednesbury, WS10 8JB
View our Property Calculators:
-
BRRR Calculator - Estimate your potential returns after refurbishment and refinancing.
-
Buy to Let Calculator - Calculate rental yield, cash flow and potential return.
-
Property Development Calculator - Assess development costs, GDV and potential profit.
-
Build Cost Calculator - Estimate refurbishment, extension and construction costs.
-
Bridging Finance Calculator - Estimate borrowing costs and potential finance requirements.